Building Automation

Integrate automation of facilities

Consolidating the command and control of disparate functions can simplify the operator's experience.

by David Heinen

Many buildings today contain a wide assortment of technology—from electronic equipment for access control, video surveillance, fire and intrusion detection to heating, cooling, energy management and lighting systems—all designed to maintain and protect the physical structure and secure its occupants and assets. Running and monitoring these systems is time consuming, costly and often poses a significant challenge for organizations, especially those with buildings in various geographic locations.

Managing the multiple screens and interfaces of these systems can also take its toll on employees, resulting in slower response times during an incident. The reaction time of a security officer or facilities employee can often be impeded by the need to manually process information from these isolated systems.

As a result, building owners and facility and IT managers are investigating systems that can monitor the health of an entire structure or campus environment, and manufacturers are responding by producing tools to bring together these multiple components onto a single platform. A building integration system that encompasses an entire facility or multiple locations across diverse geographies can streamline complicated processes and serve as a management dashboard for operators.

The ability to consolidate the command and control of these disparate functions into a single platform with an integrated graphical user interface can simplify the operator's experience, speed reaction times and result in action plans that are more appropriate and targeted to specific situations. A well-thought-out action plan tells the operator what to do, how to do it and delivers the details required to complete the response correctly, the first time.

With an integrated system, communication between the various functions becomes automatic. For example, when the fire alarm is pulled on the sixth floor of a 12-story office building, emergency exits are instantly unlocked on all levels, and the voice evacuation system delivers clear instructions, specific to each floor or zone, on exiting the building. If the fire alarm system is alerted of smoke, the air handling software immediately powers down fans to avoid spreading smoke throughout the building.

AUTOMATED RESPONSE STEPS

If an alarm is raised in a specific area of a building, signifying a possible intruder, an integrated system can automatically bring forth the predetermined action plan for such events and zoom in on a graphical map of the affected area. The graphical maps typically originate from the AutoCAD drawings used in the building design and/or construction.

Other associated files, such as video or images of the area, or documents detailing any hazardous chemicals stored onsite and how to handle them properly, can also be brought to the operator's attention. If the operator does not acknowledge the alarm in a certain amount of time, the system can forward the message to the next authorized responder. Once the incident has been handled, an event log can be created that reports the actions the operator took while processing the alarm.

Efficiencies can also be achieved in non-emergency situations. On top of notifying proper personnel whenever there is a system malfunction, environmental and lighting controls, tied into the building's access-control system, can link the use of heating, cooling and lighting to occupancy of a particular room or zone, instead of more traditional scheduled changes. This approach ties energy use to need, such as turning on the lights and HVAC system when an employee enters a certain area, instead of using regular schedules that may or may not reflect the actual behavior of building occupants.

Combining access control with video surveillance is another example of the power of integrated systems. For instance, security directors can enhance their access control for particularly sensitive areas of a facility by setting card readers for video verification of the person requesting access. When a person presents credentials to the reader, her recorded photo image is displayed on the operator's screen for comparison to the live image from nearby cameras. The operator then unlocks the door after confirming the authenticity of the cardholder's identity.

For security and life safety systems, IP technology delivers a common language, where devices and systems can work together and allow for the integration of other building control functions. Getting the most accurate, up-to-date information from an integrated system, however, does not happen simply because the pieces are networked. The technology that supports the standards necessary for integration need to be ensured in order to achieve comprehensive building management. With Web server applications and standards such as BACnet, LON and OPC, many manufacturers have eliminated the technological roadblocks to achieve automation.

Bidirectional communications between subsystems also helps ensure that exchanges between hardware and software occur as quickly as possible. This is paramount in an emergency when decisions are made based on snapshot assessments of the situation.

The transfer of application-related information between systems is accomplished with a single underlying database, as maintaining one database is easier and results in more accurate information. System communication should be automatic and instantaneous. For example, updates to human resource information when employees are hired or leave the company should, by design, also be made to the access-control system. A delay of hours or even minutes could provide a disgruntled employee the opportunity to damage company property.

A unified look for alarms and alerts from all systems (e.g., access control, video surveillance, fire alarms) allows for a more consistent response from facility officers and reduces training time for operators.

REVIEW BUSINESS NEEDS FIRST

Just because the capability is available does not mean full-scale integration is appropriate for every enterprise. Each integration project should begin with a thorough discussion of the organization's business needs and goals.

Also important is to engage all stakeholders early in the planning, design and bid stage of the project. If other groups within the organization, such as human resources or legal personnel, are expected to review recorded video or be involved in response and action plans, their input should be gathered during the initial design stages.

This communication and definition of requirements will help ensure a full understanding of the ultimate goal of the system and the impact to the business environment. In most cases, if all of these items are considered, a system can be designed that can scale as the organization grows or as it seeks to expand system capabilities.

Once the goals of the system are determined, and the search begins for manufacturers and integrators, there are a number of factors to consider.

Look for technology providers that have built simplicity into the installation process, such as templates for predefined response action plans, easy configuration menus and information import/export tools that use common file formats. The system should also allow for manual triggering of an alarm in case the operator is alerted of a possible dangerous situation.

Scalable and modular systems may be more appropriate if a phased approach is planned in order to spread the costs and integration work over a period of time. Readily available training and technical support, during an installation and after completion, is also paramount for these types of complex systems.

When chosen and designed carefully, a building integration system that offers automation through IP technology can achieve significant efficiencies in staffing requirements and energy costs. While the acquisition cost for the equipment and the labor rates for any involved integrators can range anywhere from the tens of thousands to millions of dollars, depending on the size and complexity of the system, the resulting cost and productivity savings can more than pay for this expense over time.

David Heinen is product marketing manager, enterprise systems, Bosch Security Systems, Fairport, N.Y.

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